List Your DeSoto, TX House Now or Wait Until Spring?
List Your DeSoto, TX House Now or Wait Until Spring?
Last updated October 29, 2026
Based on current conditions, listing in DeSoto this fall means fewer competing sellers and fewer buyers. DeSoto had 54 new listings in September 2026 against 63 a year ago, and pending sales fell to 29 from 38 (NTREIS). Price to recent closed sales, not to the calendar, and the season matters less.
Waiting for rates is a losing bet, and waiting for spring can be the same bet in a different coat. This post lays out the September numbers for DeSoto so you can decide with a payment and a price in front of you.
How many DeSoto homes are for sale right now?
DeSoto had 180 active listings in September 2026, up 9.1% from 165 a year ago, which works out to 4.9 months of supply against 3.9. New listings fell 14.3%, from 63 to 54. Fewer sellers are coming on, and the ones already listed are staying longer (NTREIS, September 2026).
| DeSoto, single family | Sep 2026 | Sep 2025 |
|---|---|---|
| Median sold price | $360,000 | $360,000 |
| Active listings | 180 | 165 |
| New listings | 54 | 63 |
| Pending sales | 29 | 38 |
| Days on market | 68 | 78 |
| Sold-to-list ratio | 93.8% | 93.4% |
| Months of supply | 4.9 | 3.9 |
Source: NTREIS Monthly MLS Summary Report, September 2026, released October 7, 2026. MLS sales only; builder direct sales are not included.
Are DeSoto buyers still shopping in November and December?
Yes, and they are working with a higher payment than buyers had a year ago. Freddie Mac put the 30-year fixed at 7.32% on October 22, 2026, against 6.19% a year earlier. On the $360,000 median at 20% down, principal and interest rose from about $1,762 to about $1,978, a difference of $216 a month.
The APR on those two loans is about 7.40% and 6.26%, using $1,495 in lender fees, no points, and 15 days of prepaid interest. Principal and interest only. Taxes, insurance and HOA are extra. Rates are the Freddie Mac Primary Mortgage Market Survey weekly average, not a quote.
The buyers signing contracts now feel that $216 every month. They shop fewer houses and push harder on price. That is why the sold-to-list ratio matters more to you than the month on the calendar. DeSoto homes closed at 93.8% of list in September. On a $360,000 sale, that is about $23,800 under list. You can see the full breakdown in how far under asking DeSoto homes sell.
What does listing now cost you compared with waiting for spring?
Listing now puts your house against 180 active competitors and 29 pending contracts' worth of demand. Waiting for spring puts it against whoever lists then, and today's supply is already up a full month from last year. Neither choice guarantees a price or a timeline. Based on current conditions, here is how the paths compare.
- List now. New listings are down 14.3%, so your house stands out against a thinner stream of new competition. Buyers are fewer, and the median home spends 68 days on the market.
- Wait for spring. You keep paying your mortgage, taxes and insurance while you wait, and you list into whatever the spring supply turns out to be. Nobody can say that number today.
- Wait for rates. A half-point drop, from 7.32% to 6.82%, would save your buyer about $97 a month on a $288,000 loan. A $10,000 price change moves the same buyer's payment about $55 a month, so the $23,800 gap between list and sold price is worth about $131 a month. Price moves a deal more than a half-point does.
If your move depends on a specific date, such as a school year or a new build closing, the date should set your listing day. If it does not, the price should.
How should you price a DeSoto house if you list this fall?
Price to the closed sales near you, not to last year's list prices. A DeSoto home that closes near the $360,000 median has historically listed about $23,800 higher and closed at 93.8% of list. Homes priced at 2024 values are the ones that sit. An online estimate cannot see your condition or the contracts being signed, so real pricing takes a walk-through.
The median DeSoto home took 68 days in September, and your house can take more or less. If you are at day 30 without showings, the price is the issue, not the season. For the closed-sale math on your street, start with what DeSoto homes are worth today.
What does your listing date have to do with your next move?
Everything. Most agents sell houses. A plan starts with where you are going: the next payment, the closing date on the next house, and the gap between the two. I am licensed on both the real estate side and the lending side, so I run the sale and the next loan together. If your current loan carries a low rate, read what 7.28% does to your next payment before you set a date. The DeSoto market is the one I work every week; the DeSoto real estate page has the rest.
Want to know where your house lands before you choose a date? Get your free Home Selling Score and see your price, timing and next move on one page.
Frequently asked questions
How long does it take to sell a house in DeSoto?
The median DeSoto home spent 68 days on the market in September 2026, down from 78 (NTREIS). Closing comes after that. Read how long it takes to sell a house in DeSoto for the full timeline.
Do DeSoto houses sell over the holidays?
Some do. Pending sales were 29 in September, so buyers are active but fewer. A house listed in mid-November with the 68-day median would go under contract around late January. Based on current conditions, a clean, well-priced listing still moves.
Should I cut my price in November if I already listed?
Check the data first. If you have had no showings in two to three weeks, the price is above where buyers are closing. Compare your list to the 93.8% sold-to-list ratio before you decide.
Does a low mortgage rate change when I should sell?
It changes your next payment, not your sale price. Run your next payment before you list, so the number does not surprise you after you close.
What is the sold-to-list ratio?
It is the final sale price divided by the last list price. DeSoto's was 93.8% in September 2026, so the median home closed about 6.2% below list.
About the author. Steven J. Thomas, Broker, Refind Realty DFW · Loan Officer, Envision Home Lending LLC, NMLS #689220. Steven has a financial planning degree from Baylor and more than 20 years in financial services, and he has worked real estate in Southwest DFW for over 14 years.
Market figures are based on NTREIS data for single-family homes and are not a guarantee of future prices or timelines. Rates and payments are examples, principal and interest only, not a rate quote or loan offer; subject to qualification. Steven J. Thomas, Refind Realty DFW, TREC Broker License #0657467. Company NMLS #2619789. Equal Housing Opportunity. Read the TREC Information About Brokerage Services and Consumer Protection Notice.
